What is the UK property valuation methodology?

What is the UK property valuation methodology?

Real estate investment valuations are serious business, so it pays to know what goes into them and what methods might be used. A valuer's choice of approach is crucial to arriving at an accurate estimate of a property's worth. The condition and worth of property both play an important role when buying a property. This blog will give an overview of the different valuation techniques, when to use each, and how to implement them. This article is designed for attendees who want a primer on the most popular valuation techniques.

Worth and value

A broker determines a property's potential selling price by using some technical methods so the buyer can make a clear decision. "Market Value" refers to the estimated amount a buyer would pay a seller to acquire the property.

The worth or investment value of something can also be determined with the help of valuation methods. Investors usually buy when a property's worth is higher than the Market Value and sell when the worth drops below the Market Value.

There will always be discrepancies between an individual's evaluation and the real Market Value due to some important factors like income expectations and requirements. Property investment is a dynamic field since people have different perspectives and requirements.

Real Estate Brokers & Property Valuation

It is a common misunderstanding that real estate brokers will provide an unbiased home valuation. Agents will only propose a price range to list your home and will not guarantee an exact or objective valuation. Chartered surveyors provide impartial property valuations.

Remember that not all real estate brokers have your best interests in mind. An estate agent may suggest an unrealistically high asking price to secure a sale instruction. However, some real estate agents may advise a seller to take a price lower than the market would bear to close the deal as quickly as possible. Estate agents are paid a commission but can make more money by selling a home soon for less than they would if they waited for a higher offer.

Methods of UK Property Valuation

The primary approaches to appraising commercial and residential real estate are the profit technique, the residual method, the investment method, and the comparative method. Although the comparative approach is most frequently employed for homes, it applies equally to commercial spaces like stores and workplaces. In this, past price data is analysed and compared to the present. However, for a reliable assessment, the market conditions must remain steady. Hotels and restaurants, among other commercial enterprises, can benefit from the profits technique. Land used for construction can be valued using the residual method, whereas the value of a freehold or leasehold can be determined using the investment approach.

1. Comparison Method

The comparison method is the most common approach to determining a property's worth, which involves drawing direct parallels between the subject property and recent sales in the same area. Farms, farmland, and development-ready property can all have their market value calculated using data from comparable sales. This method is also used to determine the fair market value of these assets. An appraiser's 'similar' evidence can come from various places, including public records and private conversations with other appraisers or agents. However, the latter should be treated with some caution due to concerns over transparency. Candidates may need help with problems like outdated evidence and lacking marketing transparency while employing a similar strategy.

2. Method of Investment

The investment approach to valuation considers a property's income-generating potential, which is helpful for landlords renting out homes, especially Houses in Multiple Occupancy (HMO). Therefore, the valuer will research recently sold and rented houses nearby to estimate potential income. Then, the expected rental revenue in the future is discounted to the present to arrive at a value for the property.

3. Profit Method

The profits method, also known as the receipts and expenses method or the income and expenditure approach, is employed for income properties. However, these establishments are usually categorised as "speciality properties," including places like hotels, golf courses, gas stations, care facilities, and even some eateries.

Properties with such specialised architecture are rarely sold outside of a corporate context. Their worth is predicated on the intangible goodwill of the company and its ability to generate revenue.
Here, we see the distinction between market value and investment value, the latter being the "measure of the value of the pros of ownership to the owner or a prospective owner, recognising that these may differ from those of a usual market participant."

Experience with this method is required only for applicants engaging in specialised valuation work; nevertheless, a solid theoretical understanding of the process is essential for all candidates. Using the profits approach, a reasonably efficient operator (REO) can create a fair maintainable operating profit (FMOP). This relies on a thorough understanding of accounting principles and market norms in the relevant industrial sector to accurately assess and analyse fair maintainable turnover (FMT). Then, the capital value of FMT is calculated using a profit multiplier dependent on the market.

4. Residual Method

The developed value of a parcel of land is considered when calculating its value using the Residual Method of Valuation. The market comparison and the residual methods are just two of the various ways that vacant land can be valued.

The market worth of land and buildings can be established by comparing its comparability to nearby properties. In contrast, the Residual Method of Valuation determines a property's worth by deducting the cost to develop it from the generated value.

The phrase "residual" is shorthand for the sum after subtracting all necessary expenses and profits. Land value can be determined using several approaches, including market comparison and residual methods. There are two distinct residual valuation approaches, the simpler Basic Residual Valuation and the more involved Discounted Cash Flow Method.

5. Contractor Method

It usually will be if the Contractor's approach can only be utilised in the comparative or profitability method. This is common in the housing market if a property is one of a kind and there have been no recent sales of properties with comparable features. The valuation process begins with calculating how much it would cost to replicate the property with brand-new components before deducting its age.

Conclusion

Candidates with a firm grasp of the five valuation methodologies and when to apply them will be better equipped to meet the valuation competency's requirements. At a low level, they should be able to describe the theory behind at least two valuation approaches and provide examples from Levels 2 and 3.

Inquire at The Real Property Experts London

There are several things to consider while answering the question, "How much is my land worth?" Land granted a building permit is more valuable, but only after a comprehensive inspection and survey have determined its accurate worth.

TRPE is the UK’s best real estate development company dealing in residential and commercial projects. We deal in all aspects of land development, including valuations, planning, surveying, law, and building. Contact TRPE for assistance determining the fair market value of any piece of land you're considering putting up for sale.